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Home My WebLink AboutSP-23-023 - Decision - 1205 Airport Parkway#SP-23-023 - 1 - CITY OF SOUTH BURLINGTON DEPARTMENT OF PLANNING AND ZONING HEBRON GROUP, LLC – 1205 AIRPORT PARKWAY SITE PLAN APPLICATION #SP-23-023 FINDINGS OF FACT AND DECISION Hebron Group, LLC, hereinafter referred to as the applicant, is seeking to amend a previously approved plan for a 27,100 sf building consisting of three suites (6,352 sf of light manufacturing use, 9,106 sf of self-storage use, and 10,051 sf of warehousing use) and a common loading dock permitted as processing & storage use. The amendment consists of adding two 8’ x 40’ accessory structures to the site, 1205 Airport Parkway. Based on the plans and materials contained in the document file for this application, the Administrative Officer finds, concludes, and decides the following: FINDINGS OF FACT 1. Hebron Group, LLC, hereinafter referred to as the applicant, is seeking approval to amend a previously approved plan for a 27,100 sf building consisting of three suites (6,352 sf of light manufacturing use, 9,106 sf of self-storage use, and 10,051 sf of warehousing use) and a common loading dock permitted as processing & storage use. The amendment consists of adding two 8’ x 40’ accessory structures to the site, 1205 Airport Parkway. 2. The owner of record of the subject property is Hebron Group, LLC. 3. The subject property is located in the Mixed Industrial-Commercial District. 4. The application was received on June 6, 2023. 5. The plans submitted consist of the following: sheet A 100, entitled “Floor Plan”, prepared by Walter M. Adams, Jr., dated and last revised on February 3, 2023; and sheet 1, entitled “Site Plan”, prepared by Lamoreaux & Dickinson, dated February 2, 2022, and last revised on May 31, 2023i. ZONING DISTRICT AND DIMENSIONAL REQUIREMENTS Setbacks, Coverages & Lot Dimensions The proposed addition of the two accessory structures in the side yard will increase the subject property’s building coverage by 640 square feet, from 27,970 sf to 28,610 sf. Because the accessory structures are proposed to be located on an existing parking lot, the impervious coverage will not increase. The side yard setback for principal structures is 35 feet, but the side yard setback for accessory structures is only 5 feet – as such, the proposed location of the accessory structures meets dimensional standards. IC Zoning District Required Proposed  Min. Lot Size 40,000 sf No Change #SP-23-023 - 2 - Max. Building Height Flat Roof 40 ft No Change Max. Building Coverage 30% 29.2% Max. Overall Coverage 50% No Change  Max. Front Setback Coverage 30% No Change Min. Front Setback 50 ft No Change Min. Side Setback 35 ft No Change Min. Rear Setback 50 ft No Change SITE PLAN REVIEW STANDARDS Only the standards below are affected by this application. All other standards will continue to be met. 13.14 Subsurface Sewage Disposal Systems The approved Wastewater Allocation on file for this property allows for the generation of 5,200 gallons of wastewater per day. The existing combination of uses generates an estimated 630 gallons per day, and the proposed accessory structures will not increase the estimated generation. The total generation is therefore unchanged and will remain within the limits of the approved Wastewater Allocation. The Administrative Officer finds this criterion met. 13.03 Bicycle Parking and Storage Table 13-3 specifies the minimum number of short-term bicycle parking spaces for any office use to be 1 per 5,000 square feet GFA. This office building is 27,100 square feet, requiring 6 short-term bicycle parking spaces. Three ‘inverted U’-style bike racks, providing 6 spaces, are shown on the plan. The Administrative Officer finds this criterion met. 13.04 Snow Storage The snow storage area is indicated on the site plan. The Administrative Officer find this criterion met. 13.07 Exterior Lighting Per Section 13.07.A, exterior lighting “shall have such shielding as will direct the light downward and will prevent the source of light from being visible from any adjacent residential property or street”. There are no lighting impacts proposed as part of this application. OTHER STANDARDS 3.10 Accessory Structures and Uses Per Section 3.10.A, on lots that are one (1) acre or greater in size, “more than two (2) accessory structures shall be permitted provided all applicable limitations on coverage and setbacks in these Regulations are met”, and “the total square footage of all accessory structures shall not exceed ten (10) percent of the total parcel, or the maximum building coverage for the district, whichever is lesser”. The subject property is approximately 2.4 #SP-23-023 - 3 - acres. As such, this property is permitted to have more than two accessory structures, as long as the property does not exceed maximum lot coverage and the square footage of all accessory structures combined does not exceed 10% of the total parcel. The accessory structures also must meet all setbacks and height requirements. The side yard setback for accessory structures is 5 feet, and the maximum height for accessory structures is 15 feet. The applicant is proposing to install two 8’6”-high 8’ x 40’ shipping containers in the side yard of the property. The containers will be fabricated off-site and will be set on existing pavement without any foundation. The structures will be more than five feet from the side property line, will not overall lot coverage and building coverage, together total 640 square feet of accessory structure (10% of the area of this lot is 9,815 square feet). The Administrative Officer finds these criteria met. 14.07 Disposal of Wastes Per Section 14.07.I, dumpsters “shall be accessible, secure and properly screened with opaque fencing to ensure that trash and debris do not escape the enclosure(s)”. The existing dumpster and screening fence meet these standards, and no changes or alterations to the dumpster enclosure are proposed as part of this application. Vehicle Trip Generation The property has an approved trip budget of 97 PM peak hour VTEs, and the current uses generate 9 PM peak hour VTEs. The proposed accessory structures will not increase this estimated trip generation. The total trip generation is therefore unchanged and will remain within the limits of the approved trip budget. The Administrative Officer finds this criterion met. DECISION Based on the above Findings of Fact, the Administrative Officer hereby approves Site Plan Application #SP-23-023 of Hebron Group, LLC, subject to the following conditions: 1. All previous approvals and stipulations which are not superseded by this approval shall remain in effect. 2. This project shall be completed as shown on the plan submitted by the applicant and on file in the South Burlington Department of Planning and Zoning. 3. The applicant must obtain a zoning permit within six (6) months from the date of this decision or this approval is null and void. The applicant may submit a request for an extension to obtain a zoning permit under the terms outlined in Section 17.04 of the LDR’s, but the request must be submitted prior to the expiration of this approval. 4. Any exterior lighting shall be downcast and shielded per Section 13.07 of the Land Development Regulations. #SP-23-023 - 4 - 5. The applicant shall obtain a Certificate of Occupancy from the Administrative Officer prior to use of the accessory structures at 1205 Airport Parkway. 6. Any change to the site plan shall require approval by the South Burlington Administrative Officer or the Development Review Board, as allowed under the Land Development Regulations. Signed on this 19th day of June, 2023 by ___________________________________________ Marty Gillies, Acting Administrative Officer PLEASE NOTE: Pursuant to 24 VSA §4465, an interested person may appeal this decision by filing a Notice of Appeal with the secretary of the Development Review Board. This Notice of Appeal must be accompanied with a $233 filing fee and be filed within 15 days of the date of this decision. The applicant or permittee retains the obligation to identify, apply for, and obtain relevant state permits for this project. Call 802.879.5676 to speak with the regional Permit Specialist.